revised southern development plan - lawrence, …southern star gas has pipes that pass though a...

Revised Southern Development Plan

Lawrence-Douglas County Planning Commission Approved 11/28/07 Lawrence City Commission Approved 12/18/07 Board of County Commissions Approved 1/7/08

REVISED

Lawrence-Douglas County Planning Commission Approved 5/20/13 Lawrence City Commission 6/18/13

Board of County Commissions Approved 6/12/13

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Revised Southern Development Plan Page i

TABLE OF CONTINENTS Introduction Background and purpose............................................................... 1 Description of planning area .......................................................... 1 Policy framework .......................................................................... 3 Existing Conditions Current land use ........................................................................... 4 Current zoning .............................................................................. 6 Current infrastructure ................................................................... 8 Floodplain .................................................................................. 11 Parks and Recreational Facilities ................................................. 13 Transportation ............................................................................ 15 Recommendations Land Use Plan ............................................................................ 18 Policies ...................................................................................... 23

LIST OF TABLES 2-1: Current Land Use Acreages ........................................................... 4 2-2: City Zoning Classification ............................................................... 6 2-3: County Zoning Classification ......................................................... 6 LIST OF MAPS 1-1: Planning Area .............................................................................. 2 2-1: Current Land Use .......................................................................... 5 2-2: Current Zoning ............................................................................. 7 2-3: City Sanitary Sewer and Water ...................................................... 9 2-4: City Storm Water and Southern Star Gas ...................................... 10 2-5: Floodplain .................................................................................. 12 2-6: Parks and Recreation Facilities ..................................................... 14 2-7: Road Classification ...................................................................... 16 2-8: Transit Routes ............................................................................ 17 3-1: Future Land Use ......................................................................... 21 3-2: Future Land Use, TND Option ...................................................... 22

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Revised Southern Development Plan Page 1

INTRODUCTION Background and Purpose The original Southern Development Plan was adopted March 1, 1994 by the Lawrence City Commission. This plan covered an area roughly bounded on the north by W. 31st Street, to the west by Kasold Drive, to the south by the north bank of the Wakarusa River, and to the east by Louisiana Street. This land was historically used for agricultural purposes and with the growth of the city moving south and west, a guide for development was needed. The study area has not developed to the extent that the Southern Development Plan had anticipated, and the plan needs to be updated. The purpose of the Revised Southern Development Plan is to update the boundaries of the study area and update the plan regarding land use, existing facilities, and transportation to show current information. Also, updated land use policies, and future land use maps are needed to reflect the current conditions and current community visions. Description of Planning Area The planning area for the Revised Southern Development Plan has been expanded to include property along the W. 31st Street corridor to allow the consideration of future transportation issues. The adjusted planning area for the Revised Southern Development Plan contains approximately 2,260 acres, and is shown on Map 1-1. The planning area is contained as follows:

- to the north: W. 31st Street and the properties north of W. 31st Street between Ousdahl Road and Louisiana Street;

- to the west: E. 1150 Road extended; - to the south: the north side of the Wakarusa River; - to the east: E. 1500 Road (Haskell Avenue).


Policy Framework Horizon 2020 serves as the overall planning guide and policy document for this plan. In addition to Horizon 2020, guiding policy is also obtained in other adopted physical element plans. Together, these plans serve as the general “umbrella” policies under which the plan is developed. Listed, these plans are:

• Horizon 2020, The Comprehensive Plan for Lawrence and Unincorporated Douglas County. Lawrence-Douglas County Metropolitan Planning Office. 1998.

• Transportation 2025, Lawrence/Douglas County Long Range Transportation Plan. Lawrence/ Douglas County Metropolitan Planning Office and LSA Associates. September 2002.

• Lawrence-Douglas County Bicycle Plan, Lawrence/ Douglas County Metropolitan Planning Office. May 2004.

• Lawrence Parks & Recreation Department A Comprehensive Master Plan. Leon Younger & PROS. 2000.

• 31st Street Corridor Study, Iowa Street to County Route 1057. TransSystems Corporation. January 28, 2003.

• City of Lawrence, Kansas Water Master Plan. Black & Veatch. December 2003.

• City of Lawrence, Kansas Wastewater Master Plan. Black & Veatch. December 2003.


EXISTING CONDITIONS Current Land Use The Revised Southern Development Plan’s current land uses vary from farmland to commercial uses within its approximately 2,260 acres. According to the Douglas County Appraiser’s Office, the majority of the acreage is categorized as Parks/Rec/Open Space and Commercial land uses. These two uses comprise of over half of the planning area’s acreage. The appraiser’s land use acreage totals excludes most road right-of-ways. Table 2-1

Appraiser’s Land Use Classification Acres Single Family Residential 37.03 Mobile Home 0.74 Multiple Family 16.48 Mobile Home Park 96.87 Residential - Other 0.87 Vacant Residential 63.44 Farm 111.40 Farm Residence 1.41 Vacant Farm 692.24 Commercial 104.16 Commercial-Auto 13.69 Commercial-Service/Office 4.38 Vacant Commercial 8.10 Transport/Communication/Utility 3.51 Vacant Transport/Communication/Utility 89.08 Vacant Parks/Rec/Open Space 763.22 Public/Institutional 31.52 TOTAL 2,038.13


Current Zoning The City of Lawrence Land Development Code and the Zoning Regulations for the Unincorporated Territory of Douglas County are intended to implement the goals and policies in Horizon 2020 in a manner that protects the health, safety, and general welfare of the citizens. The Land Development Code and the Douglas County Zoning Regulations establish zoning regulations for each land use category which development must follow. The Revised Southern Development Plan planning area is located partially in the county and partially within the city. Map 2-2 shows the current zoning designations and the tables below describe the map designations. Table 2-2

City Zoning District Name Comprehensive Plan Designation

RS10 Single-Dwelling Residential (10,000 sq. feet per dwelling unit) Low-Density Residential

RS7 Single-Dwelling Residential (7,000 sq. feet per dwelling unit) Low-Density Residential

RM12 Multi-Dwelling Residential (12 dwelling units per acre) Medium-Density Residential

PRD Planned Residential Development N/A

CO Office Commercial Office or Office/Research

CS Strip Commercial N/A

PCD Planned Commercial Development N/A

GPI General Public and Institutional N/A

UR Urban Reserve N/A

Table 2-3

County Zoning District Name Comprehensive Plan

Designation

A Agricultural District Agriculture

B-2 General Business District N/A

V-C Valley Channel District N/A


Current Infrastructure

City water is supplied to most of the planning area that is within the city limits. The portions of the planning area that are located in the county are not located in a rural water district. These properties are obtaining water from wells located on the property. The City water lines are shown on Map 2-3.

Water

City sanitary sewer is supplied to most of the planning area that is within the city limits and to limited areas in the county. The portions of the planning area located in the county that are not serviced by City sanitary sewer are serviced by private septic systems. The City sanitary sewer lines are shown on Map 2-3.

Sanitary Sewer

City storm sewer is provided throughout the planning area that is within the city limits by storm pipes, storm channels, or by way of streams. The portion of the planning area that is in the county is partially serviced by way of streams. The City storm sewer and streams are shown on Map 2-4.

Storm Sewer

Southern Star Gas has pipes that pass though a large portion of the planning area. These pipelines are shown on Map 2-4.

Gas


Floodplain The FEMA (Federal Emergency Management Agency) designated special flood hazard area makes up a large portion of the Revised Southern Development Plan planning area and is shown on Map 2-5. Of the total 2,260 acres within the planning area, 1,464 acres are located within the floodplain and/or the floodway. The floodplain is any land area susceptible to being inundated by flood waters from any source. The floodway is the channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height. Developing in the floodplain is allowed both in the City and in the County based on the corresponding regulations. No development is allowed in the floodway except for flood control structures, road improvements, easements and rights-of-way, or structures for bridging the floodway.


Parks and Recreational Facilities The planning area of the Revised Southern Development Plan includes one park and recreational facility shown on Map 2-6. The planning area includes existing and future bike routes and recreational paths. Bike routes are a network of streets to enable direct, convenient, and safe access for bicyclists. A Recreational path is a separate path adjacent to and independent of the street and is intended solely for non-motorized travel. The Haskell-Baker Wetlands is located on the eastern edge of the planning area and includes approximately 583 acres of wetlands. These wetlands are jointly owned by Baker University, Haskell Indian Nations University, the Kansas Department of Wildlife and Parks, and University of Kansas. The wetlands are a National Natural Landmark and they support 471 documented species of vascular plant, 254 species of bird, and 61 additional vertebrate species. A self guided tour of the wetlands via a boardwalk is provided through the wetlands.


Transportation

Transportation 2025 (T2025) is the comprehensive, long-range transportation plan for the metropolitan area. T2025 designates streets according to their functional classification or their primary purpose. These functional classifications are shown on Map 2-7. The classification system can be described as a hierarchy from the lowest order, local streets that serve to provide direct access to adjacent property, to collector streets that carry traffic from local streets, to major thoroughfares (arterial streets) that carry traffic across the entire city. Freeways and expressways are the highest order of streets and are designed with limited access to provide the highest degree of mobility to serve large traffic volumes with long trip lengths.

Streets

The planning area for the Revised Southern Development Plan includes all the Transportation 2025 identified gateways into Lawrence from the south. S. Iowa Street/Hwy 59 is identified as a major gateway, and Louisiana Street /E. 1400 Road and Haskell Avenue/E. 1500 Road are identified as minor gateways. Transportation 2025 identifies the South Lawrence Traffic Way (SLT/K-10) and S. Iowa Street/Hwy 59 as truck routes.

Lawrence has a public transportation system (The “T”) which operates throughout the city. This system allows people that do not live within walking distance of a neighborhood to utilize the neighborhood services without relying on an automobile. The city transit system has three routes that travel into the Revised Southern Development Plan planning area, which are shown along with shelters and a transfer location, on Map 2-8.

Transit

Route 5, 23rd/Clinton Crosstown - Wakarusa/South Iowa/Industrial Park,

travels through the planning area along Kasold Drive, W. 31st Street, Neider Road, Four Wheel Drive, and S. Iowa Street.

Route 7, South Iowa/Downtown, travels through the planning area along

Lawrence Avenue, W. 31st Street, Neider Road, Four Wheel Drive, W. 33rd Street, Ousdahl Road, and S. Iowa Street.

Route 8, KU/South Iowa/Downtown, travels through the planning area

along Lawrence Avenue, W. 31st Street, Neider Road, Four Wheel Drive, W. 33rd Street, Ousdahl Road, and S. Iowa Street.


RECOMMENDATIONS Land Use (See Map 3-1 or Map 3-2) Low-Density Residential

The intent of the low-density residential use is to allow for single-dwelling type uses.

:

Density: 6 or fewer dwelling units per acre Intensity: Low Applicable Areas:

Property southwest of the intersection of Kasold Drive and W. 31st Street, and west and east of E. 1200 Road.

Property southwest of the intersection of Four Wheel Drive and W. 33rd Street.

Zoning Districts: RS7 (Single-Dwelling Residential), RS5 (Single-Dwelling Residential), RM12 (Multiple-Dwelling Residential), RM12D (Multi-Dwelling Duplex Residential), PD (Planned Development Overlay)

Primary Uses: Single-family dwellings, duplex, attached dwellings, group home, public and civic uses

Medium-Density Residentia The intent of the medium-density residential use is to allow for a

variety of types of residential options for the area.

l:

Density: 7-15 dwelling units per acre Intensity: Medium Applicable Areas:

Property to the south of W. 31st Street and west and east of Lawrence Avenue.

Property to the southwest of the intersection of Four Wheel Drive and W. 31st Street.

Property between Ousdahl Road and Louisiana Street, south of W. 31st Street.

Property to the north and west of the intersection of Louisiana Street and W. 31st Street, north of the floodplain.

Property to the southwest of N. 1250 Road. Zoning Districts: RS5 (Single-Dwelling Residential), RS3 (Single-

Dwelling Residential), RM12 (Multiple-Dwelling Residential), RM12D (Multi-Dwelling Duplex Residential), RM15 (Multiple-Dwelling Residential), PD (Planned Development Overlay)

Primary Uses: Single-family dwellings, duplex, attached dwellings, multi-dwelling structures, group home, civic and public uses


Residential/Office The intent of the residential/office use is to allow a mix of office

use with low-density residential uses.

:

Density: 4-15 dwelling units per acre Intensity: Low-Medium Applicable Areas:

Property along the east side of Ousdahl Road, south of W. 31st Street.

Zoning Districts: RSO (Single-Dwelling Residential-Office), PD (Planned Development Overlay)

Primary Uses: Single-family dwellings, duplex, group home, civic and public uses, veterinary, offices, personal improvement

Office The intent of the office use is to allow for general office uses that

would be minimally evasive to nearby residential uses.

:

Intensity: Medium Applicable Areas:

Property to the south of W. 31st Street and west and east of Lawrence Avenue.

Zoning Districts: CO (Commercial Office), PD (Planned Development Overlay)

Primary Uses: Civic and public uses, medical offices, veterinary office and grooming, general office

Traditional Neighborhood Development (TND) The intent of Traditional Neighborhood Development areas are

characterized by mixed land uses, grid like street patterns, pedestrian circulation, intensively-used open spaces, architectural character, and a sense of community.

:

Density: Variable Intensity: Variable Applicable Areas:

Property between Ousdahl Road and Louisiana Street, south of W. 31st Street.

Property to the southwest of N. 1250 Road Zoning Districts: T3, T4, T5, T5.5 Primary Uses: Residential, retail, office, civic


Commercial The intent of the commercial use is to allow for retail and service

type uses geared toward the community as a whole and auto-related uses geared toward traffic from Hwy K-10.

:

Intensity: Medium to High Applicable Areas:

Property to the south of W. 31st Street and west and east to the floodplain of Iowa Street/Hwy 59. (Regional Commercial Center)

Property to the southeast and southwest of the intersection of K-10 and Hwy 59. (Auto-Related Commercial Center)

Zoning Districts: CC (Community Commercial Centers District), PD (Planned Development Overlay)

Primary Uses: Civic and public uses, animal services, eating and drinking establishments, general office, retail sales and services, vehicle sales and services

Open Space The intent of the open space use is to protect the FEMA designated

floodplain by allowing very minimal development for the public use.

:

Intensity: Minimal Applicable Areas:

Property to the north of the Wakarusa River. Property designated by FEMA to be 100 year floodplain or

floodway. Zoning Districts: OS (Open Space), UR (Urban Reserve) Primary Uses: Passive recreation, nature preserve, agricultural

Public/ Institutional The intent of the public/institutional use is to allow for public and

civic uses, recreational facilities, and utility uses.

:

Intensity: Variable Applicable Areas:

Residential care facility south of the intersection of W. 31st Street and Lawrence Avenue.

Social service facility south of the intersection of W. 31st Street and Harrison Avenue.

Property at the northwest corner of W. 31st and Louisiana Streets.

Zoning Districts: GPI (General Public and Institutional) Primary Uses: Civic and public uses, recreational facilities, utility

services


Policies

1. Traditional Neighborhood Design (TND) is encouraged where identified.

General

1. Development shall enhance ‘Gateways’ by creating an aesthetically pleasing view into the city.

Gateways

2. Aesthetically pleasing landscaped entry way along Gateways shall

be required. Both public and private property owners are responsible for achieving and maintaining this aesthetically pleasing landscaping.

3. Fencing installations shall incorporate continuous landscaping at the

base and edges of the fence to integrate the fence with site and landscaping

4. High quality, aesthetically pleasing building materials should be

used.

5. Pedestrian friendly connectivity between properties shall be incorporated.

1. Encourage diversity and gradation of uses with access restricted to arterial, frontage road, or collector streets. Commercial curb cuts on major arterials shall be discouraged and frontage roads shall be encouraged.

Commercial

2. Planned Development Overlay zones shall be self-contained with

consideration given to: independent traffic networks; land use buffers; and/or a gradation of land uses, as well as, landscaped buffer(s) along the perimeter of the planned commercial development.

3. Future commercial development and/or redevelopments of existing

commercial areas shall be in the form of Planned Development Overlays.


1. Landscaped or open space buffers shall occur between major arterials and residential developments (exclusive of dedicated right-of-way).

Residential

2. The gradation of residential intensities of land uses is encouraged

as this area develops or redevelops. Medium intensity areas shall be used as buffers between more intensive developments and low-density residential areas. Low-density residential developments shall be encouraged to develop on the interior of the neighborhoods units.

3. Single-family lots shall be designed to take access only from local

streets.

4. Planned Residential Developments are encouraged where creative design solutions are warranted.

5. Property northwest of the intersection of W. 31st and Louisiana

Streets, north of the FEMA designated floodplain shall: - have a gross density of no more than 8 dwelling units per acre,

and - develop with similar residential character to the neighborhood to

the north including such structures as single-family dwellings, duplexes, triplexes, and rowhouses.

1. Encourage recreational uses that do not alter the natural character of the area.

Open Space/Floodplain

2. Encourage preservation of the floodplain or open space through

private or public/private partnerships.

3. Areas within the regulatory floodplain shall not be counted as contributing more than 50% of the open space used in the computation of density for Planned Development Overlays e.g., areas designated as open space/floodplain cannot be used to justify increased residential development densities.

4. Encourage connection between public lands and bicycle/pedestrian

trails along the South Lawrence Trafficway (SLT).

5. Encourage acquisition or development of land for neighborhood recreational paths.


1. Encourage extensive open space and/or berming between different land use categories (e.g., commercial and residential) to provide noise and visual buffers.

Landscaping

2. Encourage native/low-maintenance landscape materials on public

lands.

1. Proposed development along W. 31st Street east of S. Iowa Street should assist in the cost of the interim W. 31st Street and Louisiana Street intersection improvements.

Transportation Network and Corridors

2. Commercial vehicular circulation patterns shall be primarily self-

contained within the commercially zoned and developed area.

3. Limit access points onto arterial streets through the use of frontage roads and encourage reverse frontage road(s) access to be located at mid-points of blocks.

4. Sufficient area, outside of the required street rights-of-way, shall be required to provide screening along major transportation corridors. This area shall be restricted in use to providing for: utility needs, berming, and landscaping needs.

5. Churches and other community facilities shall be located where

access is available from collector or arterial streets. 6. Transportation 2030 or subsequent long-range transportation plans,

once adopted, shall supersede any recommendations, actions, or policies referenced in Transportation 2025.

1. Signs shall be restricted to one building face (side). Signage

2. Signage on the site (in addition to the building face sign) shall be

restricted to monument type signs.

3. Allow only interior illuminated (or comparable) signs.


1. Future utility transmission lines and existing overhead lines shall be placed underground when installed or replaced.

Utilities

2. Easements for utility lines shall not coincide with easements

dedicated for another specific purpose e.g., greenspace, drainage, or to protect environmental or natural characteristics such as wetlands areas.

3. All utilities should be provided, whether public or private, before development is allowed to proceed.

1. Encourage maximum efficiency, low wattage, downward directional exterior lighting. The point source shall be screened from view off-site.

Exterior Lighting

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